West Lampeter Township
City Zoning Code
City Zoning Code
ARTICLE IV
Commercial/Industrial Districts
§ 285-42 General regulations.
A.
Unless otherwise provided by state or federal law or specifically stated in this chapter (including § 285-64), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.
B.
See § 285-64, which generally provides a process for approval of a use that is not listed, based upon similarity to permitted uses and other criteria. Except as provided in such § 285-64, any other principal use that is not specifically listed as P, C or SE in the applicable district in this table is prohibited in that district.
D.
Agricultural setback requirement. No building or dwelling unit shall be located within 75 feet of any actively farmed parcel within the Agricultural Zone. In addition, no shrub nor tree shall be planted within 10 and 20 feet, respectively, of any parcel within the Agricultural Zone.
E.
On lots abutting streets on more than one side, the front setback requirements shall apply to each of the abutting streets. A principal structure need not be set back more than the average of the setback of the principal structures on contiguous abutting lots existing as of the date of the enactment of this chapter. If a vacant lot exists on one or both sides of the lot, the front yard setback shall not be less than 40 feet.
F.
Any new nonresidential principal structure adjacent to an existing residential lot shall provide a landscape buffer in accordance with § 285-20 within the required setback.
G.
Unless otherwise provided by state or federal law or specifically stated in this chapter (including § 285-64), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.
(1)
See § 285-64, which generally provides a process for approval of a use that is not listed, based upon similarity to permitted uses and other criteria. Except as provided in such § 285-64, any other principal use that is not specifically listed as P, C or SE in the applicable district in this table is prohibited in that district.
H.
Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted as accessory uses to a lawful principal use in all districts, within the requirements of § 285-49 and all other requirements of this chapter:
(1)
Garage sale.
(2)
Pets, keeping of.
(3)
Parking or loading, off-street, only to serve a use that is permitted in that district.
(4)
Recreational facilities, limited to use by residents of a development or students at a primary or secondary school or center for the care and treatment of youth and their occasional invited guests.
(7)
No-impact home occupation as accessory to a principal residential use.
(8)
Roof-mounted solar panels accessory to residential dwelling use.
(9)
Such other accessory use or structure that the applicant proves to the satisfaction of the Zoning Officer is clearly customary and incidental to a permitted, special exception or conditional principal use.
I.
Permitted accessory uses to business and institutional uses. The following are permitted accessory uses only to a permitted, special exception or conditional commercial, industrial or institutional use, provided that all requirements of this chapter are met:
J.
Accessory structures and uses.
(1)
Accessory structures and uses shall meet the minimum yard setbacks, unless otherwise provided for in this chapter, including this Subsection C.
(2)
The minimum side and rear yard setback apply for a permitted detached structure that is accessory to a dwelling shall be 10 feet in the R, RR and R-1 Districts and five feet in other districts. A side yard setback is not required for a structure that is accessory to a dwelling from a lot line along which two dwellings are attached (such as a lot line shared by twin dwellings). However, such structure shall still meet the minimum side yard on a lot line where the dwellings are not attached.
(3)
A residential porch or deck that is unenclosed may extend a maximum of 10 feet into the required rear setback. Such porch or deck may or may not be covered by a roof or awning. Swimming pools, whether in-ground or aboveground, shall meet side and rear setbacks of 10 feet, including decking and/or hardscaping.
(4)
Residential detached accessory buildings that are 400 sf and larger shall meet side and rear setbacks of 10 feet.
(5)
No accessory structure and no swimming pool shall be allowed within the front yard.
§ 285-43 MS - Main Street District.
A.
Purpose. To provide business opportunities while seeking to develop a central community focus for the Township. To promote a pedestrian-friendly and bicycle-friendly environment. To promote an appropriate mix of retail, service, office, public, institutional and residential uses. To avoid heavy commercial uses that are most likely to conflict with the historic and scenic character and most likely to cause conflicts with homes. To primarily provide for smaller-scale uses that will not be obtrusive in the landscape and that will not overload the road system. To carefully locate commercial areas and commercial driveways to minimize traffic safety and congestion problems along roads.
C.
Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.
(1)
Primary:
(a)
Auto filling station.
(b)
Bed-and-breakfast.
(c)
Clubhouse for private club.
(d)
Contractor shop.
(e)
Day care.
(f)
Group home.
(g)
Indoor theaters.
(h)
Indoor/outdoor recreation.
(i)
Public/nonprofit parks.
(j)
Public uses/public utilities structures.
(k)
Restaurants.
(l)
Retail sales.
(m)
Veterinarian office.
E.
Lot requirements:
Minimum Lot Area | Minimum Lot Width at Building Setback | Maximum Lot Coverage (Building/Maximum) | Height (No. Stories/Feet) | Minimum Yard Setbacks | ||||
|---|---|---|---|---|---|---|---|---|
Front | Side | Total Both Sides | Rear | |||||
Residential sewer and water | 7,000 sf | 55 | 50/60 | 2.5/40 | 25 | 15 | 30 | 25 |
Commercial | 10,000 sf | 80 | 40/80 | 2.5/40 | 15 | 10 | 20 | 25 |
Accessory | 2/25 | — | 10 | 20 | 10 | |||
F.
Buildings may be developed in a condominium arrangement without each building being on its own minimum-sized lot, provided the applicant proves that the same dimensional requirements could be met as if the dwellings were in fee-simple ownership. For example, if a ten-foot side yard is required on each side of two buildings, then a twenty-foot separation shall be provided, although a lot line would not need to exist between the two buildings.
G.
Before zoning approval is granted for any new principal building, a conceptual architectural plan shall be submitted to the Township for review. Such plans shall show the front elevation of the building and shall list the types of exterior building materials of the front facade. A Township disapproval decision shall not be based upon such architectural plans.
H.
Individual buildings and pedestrian entrances and parking areas shall be laid out to promote pedestrian access among different uses.
I.
Buildings of over 100 feet in length should be designed to have the appearance of interconnected buildings and to avoid the appearance of monotony. This should be accomplished through variations in rooflines, overhangs, setbacks, colors and facade materials and use of canopies, porches and awnings.
J.
Buildings should have the appearance of having a pitched or peaked roof as viewed from a street or have a decorative cornice roof.
K.
Retail stores should have display windows facing onto the street.
L.
Buildings should be designed and arranged to provide a character similar to an older village. Street level storefronts shall be inviting to pedestrians.
M.
No off-street parking spaces shall be located within a) 40 feet from the right-of-way of Route 272 Willow Street Pike or Village Road; and b) 10 feet from the curbline of any other street. To the maximum extent feasible, off-street parking should be located to the rear or side of nonresidential buildings. Existing parking spaces may be rearranged, provided they do not result in an increase in the land area covered by off-street parking spaces in such location.
N.
Walkways through parking lots shall be well-defined and separated from major vehicle corridors, except where crosswalks are provided.
O.
Loading and unloading spaces for trucks shall not block major pedestrian ways or create blind spots.
P.
Bike racks shall be provided in commercial developments of over three acres.
Q.
As viewed from a street, buildings should be constructed of materials using the following exterior materials or other materials with a closely similar appearance: brick, stone or clapboard.
R.
Design guidelines. The following design guidelines are recommended to be used by the Township and applicants when considering changes to the MS District.
(1)
Every effort should be made to preserve and reuse older buildings and to rehabilitate historic features. Modern additions and features should be placed towards the rear of the property.
(2)
Uninterrupted continuity of pedestrian-related uses and activities should be encouraged along Willow Street Pike, particularly in areas of present activity. Outward street orientation is encouraged, with storefronts, entrances, window displays and other windows relating to Willow Street Pike.
(3)
Lighting. Privately installed light fixtures should be similar in design to decorative public streetlights. Excessive illumination and glare should be avoided.
(4)
Signs. If more than one sign is used, the signs should be consistent in design. Signs should not cover historic architectural features.
(5)
Parking. Parking areas should be well-screened from Willow Street Pike by landscaping and a decorative masonry wall.
(6)
Patterns. Where existing older buildings have a certain horizontal or vertical orientation or pattern, that orientation or pattern should be continued in new construction. Where existing older buildings have a certain spacing of windows and doors, similar spacing (and similar sizes of windows and doors) should be continued. When larger buildings are proposed, they should be articulated so that the major elements of the facade reflect the width and proportion of the surrounding buildings.
(7)
Blank walls. Blank walls without door and window openings should be avoided along a street. Overly modernistic or bland buildings devoid of details should be avoided when adjacent buildings have architectural details.
(8)
Fencing. Chain-link metal fencing should be avoided in the front yard.
(9)
Materials. On sides visible from a street, new construction should use building materials that are similar to appearance to older buildings. Artificial materials are acceptable if they have a truly realistic appearance.
S.
Subject to any special or more particular provisions of this chapter, any building exceeding 100 feet in length which is proposed as part of multiple buildings on a lot may be set back greater than the maximum setback required, provided it is screened and buffered from the front of the lot by plantings or other approved materials.
T.
Circulation, traffic access and streets.
(1)
Street standards. As authorized by the traditional neighborhood provisions of the State Municipalities Planning Code, the Board of Supervisors shall have the authority to modify specific street requirements of the Subdivision and Land Development Ordinance[1] to result in a development that is pedestrian-oriented and that promotes low-speed traffic.
(a)
For example, the Board of Supervisors may approve reduced street cartway widths, street right-of-way widths and street curve radii.
(b)
The applicant shall submit a request for modifications in writing, which shall state the reasons why the modification would be consistent with the purposes for a traditional neighborhood development as stated in the State Municipalities Planning Code and would be in the public interest while protecting public safety.
§ 285-44 CN - Neighborhood Commercial District.
A.
Purpose. Anticipated services are generally those used by residents on a regular basis including professional and business offices, retail sale of goods and services, banks, personal services, medical services, and public use facilities.
B.
Permitted uses:
(1)
Primary:
(a)
Computer services.
(b)
Dry cleaners.
(c)
Emergency service station.
(d)
Financial institution.
(e)
Funeral homes.
(f)
Medical professional services.
(g)
Nursery and garden center.
(h)
Offices.
(i)
Personal services.
(j)
Place of worship.
(k)
Restaurant.
(l)
Retail sales less than 8,000 square feet.
(m)
Veterinarian office.
C.
Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.
E.
Lot requirements:
Minimum Lot Area | Minimum Lot Width at Building Setback | Maximum Lot Coverage (Building/Maximum) | Height (No. Stories/Feet) | Minimum Yard Setbacks | |||
|---|---|---|---|---|---|---|---|
Front | Side | Total Both Sides | Rear | ||||
30,000 sf | 100 | 40/70 | 2.5/40 | 30 | 15 | 30 | 30 |
§ 285-45 CH - Highway Commercial District.
A.
Purpose. Anticipated uses are generally more dependent on traffic generated by a major road or thoroughfare and are therefore grouped to facilitate automobile-oriented shopping and to promote the safe and expedient conveyance of expected high-traffic volumes. Expansion of highway commercial/strip-type development is discouraged by Vision 2040.
B.
Permitted uses:
(1)
Primary:
(a)
Emergency service station.
(b)
Financial institution.
(c)
Funeral homes.
(d)
Golf course.
(e)
Hotel.
(f)
Indoor theaters.
(g)
Laboratories.
(h)
Medical professional services.
(i)
Nursery and garden center.
(j)
Offices.
(k)
Personal services.
(l)
Place of worship.
(m)
Restaurant.
(n)
Retail sales less than 8,000 square feet.
(o)
Trade school.
C.
Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.
(1)
Primary:
(a)
Auto filling station.
(b)
Auto repair facility.
(c)
Billboard.
(d)
Campground.
(e)
Car wash.
(f)
Clubhouse for private club.
(g)
Contractor shop.
(h)
Hospital.
(i)
Indoor/outdoor recreation.
(j)
Mini warehouse.
(k)
Public/nonprofit parks.
(l)
Public uses.
(m)
Retail sales of or greater than 8,000 square feet.
(n)
Sales of motorized vehicles and equipment.
(o)
Schools.
(p)
Short-term rental.
E.
Lot requirements:
Minimum Lot Area | Minimum Lot Width at Building Setback | Maximum Lot Coverage (Building/Maximum) | Height (No. Stories/Feet) | Minimum Yard Setbacks | |||
|---|---|---|---|---|---|---|---|
Front | Side | Total Both | Rear | ||||
30,000 sf | 100 | 40/70 | 2.5/40 | 30 | 15 | 30 | 30 |
§ 285-46 I/M - Industrial/Mixed Use District.
A.
Purpose. This area is intended to promote industrial and manufacturing development, warehousing, and other intense forms of development within limits of the land's physical conditions and available transportation system. Anticipated uses include fabricating, packaging, laboratories or experimental research facilities, warehousing, wholesaling, repair garages, and transportation facilities.
B.
Permitted uses:
(1)
Primary:
(a)
Single-family dwelling.
(b)
Twin dwelling (less than 10 units).
(c)
Duplex dwelling (less than 10 units).
(d)
Townhouse (less than 10 units).
(e)
Auto repair facility.
(f)
Emergency service station.
(g)
Hotels.
(h)
Hospital.
(i)
Industrial involving manufacturing and/or packing.
(j)
Laboratories.
(k)
Mini warehouse.
(l)
Parking lot.
(m)
Place of worship.
(n)
Printing or publishing.
(o)
Restaurant.
(p)
Retail sales of less than 8,000 square feet.
(q)
Sales of motorized vehicles and equipment.
(r)
Schools.
(s)
Trade school.
(t)
Wholesale sales and storage.
C.
Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.
(1)
Primary:
(a)
Adult use.
(b)
Airport.
(c)
Billboard.
(d)
Campground.
(e)
Contractor shops.
(f)
Golf course.
(g)
Indoor theater/auditorium.
(h)
Nursing, rest/retirement home.
(i)
Public/nonprofit parks.
(j)
Public uses/public utilities structures.
(k)
Recycling facilities.
(l)
Recycling station.
(m)
Retail sales equal to or greater than 8,000 square feet.
(n)
Short-term rental.
(o)
Solar, ground-mounted or grid.
(p)
Truck terminals.
D.
Conditional uses, the establishment and/or expansion of the following uses may be permitted by the Board of Supervisors pursuant to standards and criteria as set forth in Article I herein.